Sell land without planning permission in Sandhurst
Our interest in land without planning permission around Sandhurst is simple: we're buying land to build homes on, so we look for sites where homes are realistic and price them on that basis.
Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.
- Free appraisal and written offer
- Figures explained, so you can check them
- Independent advice encouraged
Selling land near Sandhurst?
Send the postcode and a rough size.
Where Sandhurst sits
The land we're most interested in near Sandhurst sits on the edge of the built-up area or in the villages towards Crowthorne (2 miles) and Yateley (2 miles).
The Thames valley towns are under steady pressure for new homes. Much of east Berkshire is Metropolitan Green Belt, and the west takes in part of the North Wessex Downs National Landscape.
| Town | Sandhurst |
|---|---|
| County | Berkshire |
| Country | England |
| Postcode district | GU47 |
| OS grid square | SU86 |
| Nearest towns we cover | Crowthorne (2 mi), Yateley (2 mi), Camberley (2 mi) |
| Distance from Reading | About 11 miles south-east |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
What we look for around Sandhurst
- Fields and paddocks on the edge of settlements
- Land inside or touching a settlement boundary in the local plan
- Former orchards, nurseries and smallholdings
- Land where neighbouring sites have recently gained permission
Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.
What affects the price
Current use value
Agricultural or amenity value is the floor under any offer.
Hope value
The extra a buyer will pay for the chance of permission, which rises the closer the land is to existing homes.
Access and services
Land that is easy to reach and connect is cheaper to promote and build on.
Constraints
Green belt, flood zones, heritage and landscape designations reduce the chance of consent.
Four routes to a sale
Outright purchase
Certainty now, at a price that reflects the planning risk we take on.
Subject-to-planning sale
We exchange contracts now and complete once permission is granted.
Option agreements
We pay for the right to buy later and fund the planning work meanwhile.
Joint ventures
You keep a stake and share in the value planning creates.
From first call to completion
Send us the address
A postcode, a plan or a what3words location is enough to start.
We check it properly
Title, planning history, access, flood maps and local policy.
We put an offer in writing
It shows how we got there. There's no obligation to accept.
Solicitors complete the sale
Exchange and complete, or exchange now and complete when planning is granted.
Planning and legal points for land in Berkshire
Planning framework
Planning decisions in England follow the National Planning Policy Framework, revised in August 2026, and the local plan, prepared by the council or, in a national park, the park authority. Plans are reviewed periodically, which is when new housing sites are usually allocated.
Green belt and grey belt
Green belt land is protected from inappropriate development. National policy in England also recognises 'grey belt': green belt land that doesn't strongly contribute to key green belt purposes, where housing can be acceptable if further tests are met.
Farm tenancies
Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.
When the land isn't straightforward
The council says the land is outside the settlement
Settlement boundaries change when plans are reviewed. We look at the plan timetable and whether the site could be promoted at the next review.
You don't want to wait years
Then an outright sale at a lower, risk-adjusted price may suit you better, and we will say so.
Useful to send us
- The address or postcode
- Your title number, if you know it
- Any planning applications or letters
- How soon you'd ideally like to sell
What people ask us about land without planning permission
Who pays for the planning application?
On subject-to-planning and option deals we normally fund the planning work. On an outright purchase it is our risk and our cost after completion.
Will getting permission myself increase the price?
It can, but applications cost money and carry risk. We can talk through whether it makes sense for you to apply or for us to do it under a contract.
Do you buy land in the green belt?
Sometimes. Green belt land is hard to develop, though England's planning policy now recognises 'grey belt' land. We will tell you frankly whether your site has a realistic prospect.
Do you buy land in Sandhurst?
Yes. We consider land in and around Sandhurst and across Berkshire. Whether we can make an offer depends on the land itself, especially its access and planning prospects, and we'll tell you either way.
Also near Sandhurst
Other land types and routes
- Development land
- Land with planning permission
- Large strategic sites
- Green belt and grey belt land
- Land for affordable homes
- Farmland and agricultural land
- Paddocks and equestrian land
- Barns and rural buildings
- Building plots
- Garden land and backland
- Infill plots and gap sites
- Small sites
- Garage sites
- Brownfield land
- Redundant commercial and industrial land
- Inherited and probate land
- Landlocked land and access problems
- Outright purchase
- Subject-to-planning sale
- Option agreements
- Joint ventures
- All land in Sandhurst
- Land without planning permission in Berkshire
Get a straight answer about your land
A free appraisal tells you what we'd pay and why.